England and Northern Ireland rates from 1 April 2025: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, 12% above. First-time buyers pay 0% to £300,000 and 5% to £500,000, with no relief at all above £500,000 (standard rates apply to the full price). Additional properties carry a 5% surcharge on top of standard rates. Scotland (LBTT) and Wales (LTT) use different bands and aren't modeled here. Not tax advice.
How much stamp duty is due on a £1,000,000 house?
Under the April 2025 rates, a £1,000,000 purchase in England or Northern Ireland costs a home mover £43,750 in stamp duty, 4.38% of the price. On the same £1,000,000, a first-time buyer also pays £43,750, as relief ends at £500,000. As an additional property it costs £93,750, including £50,000 of 5% surcharge.
Stamp duty on £1,000,000 by buyer type
| Buyer type | Stamp duty | Effective rate | vs home mover |
|---|---|---|---|
| Home mover / standard | £43,750 | 4.38% | same |
| First-time buyer | £43,750 (no relief above £500,000) | 4.38% | same |
| Additional property | £93,750 | 9.38% | +£50,000 |
How £1,000,000 is taxed, band by band
| Band | Slice of the price | Home mover | Additional property |
|---|---|---|---|
| Up to £125,000 | £125,000 | 0% = £0 | 5% = £6,250 |
| £125,001 to £250,000 | £125,000 | 2% = £2,500 | 7% = £8,750 |
| £250,001 to £925,000 | £675,000 | 5% = £33,750 | 10% = £67,500 |
| £925,001 to £1,500,000 | £75,000 | 10% = £7,500 | 15% = £11,250 |
| Total | £1,000,000 | £43,750 | £93,750 |
Of the £1,000,000 price, the first £125,000 is taxed at 0%, the next £125,000 at 2% (£2,500), the next £675,000 at 5% (£33,750) and the remaining £75,000 at 10% (£7,500).
First-time buyer relief at £1,000,000
£1,000,000 is £500,000 over the £500,000 ceiling, so a first-time buyer pays the full £43,750: relief is withdrawn outright above the ceiling, not tapered. Had the price been £500,000, the bill would have been £10,000.
What changes around £1,000,000
- From £1,000,000 to £1,500,000, £500,000 of headroom, every £1,000 more adds £100 for a home mover; the 12% rate starts at £1,500,001.
- At £1,500,000 the home-mover bill would be £93,750, £50,000 more than at £1,000,000.
- At £750,000 the home-mover bill would be £27,500, so the £250,000 step up to £1,000,000 costs £16,250 in extra stamp duty.
A £1 million purchase is the first price here to reach the 10% band. Only £75,000 of it sits above £925,000, but that slice costs £7,500, part of a £43,750 bill with an effective rate of 4.38%. Buying the same home as an additional property raises the total to £93,750, of which the surcharge alone is £50,000.
Frequently asked questions
£43,750 at standard rates (a home mover), £43,750 for a first-time buyer because £1,000,000 is over the £500,000 relief ceiling, and £93,750 for a second home or buy-to-let.
Yes, the full £43,750. At £1,000,000 the purchase is £500,000 above the £500,000 limit for relief, so standard rates apply.
£50,000 extra: 5% of £1,000,000, added to the £43,750 standard bill for £93,750 in total.
At £1,010,000 a home mover would pay £44,750 (£1,000 more), a first-time buyer £44,750 (£1,000 more) and an additional-property buyer £95,250 (£1,500 more).
Other property prices
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Reviewed by Raja Jahangir · Last reviewed: October 2026